RESIDENTIAL DESIGN PROCESS
1. FEASIBILITY + PRE-DESIGN
Time Frame: 3-5 weeks
The goal of this phase is to understand the client’s main objectives for the project. We will evaluate the appropriateness of the project in the context of the surrounding neighborhood and geographic location.
At this stage, a topographic and tree survey will be ordered and we can begin with conducting research on local zoning and code ordinances to determine any limitations or restrictions on the property and what that might mean for the project.
2. SCHEMATIC DESIGN
Time Frame: 3-5 weeks
After determining that the project is feasible and can meet all the requirements to make it successful, we begin to develop an initial concept for the space layout, functionality, and massing. This may require specific input from the client in defining the scope and goals of the project. Initial ideas and concepts will be presented to the client during meetings. Some common forms of design communication include sketches, 3D computer models, and inspiration images.
SD Deliverables:
Preliminary site and layout, preliminary exterior concept
3. DESIGN DEVELOPMENT
Time Frame: 4-8 weeks (depending on the complexity and size of project)
The Architect shall help to identify the project team, coordinate the design, and attend any meetings with the city. Architect shall develop the design in further details including floor plans, sections, and elevations. Design efficiency and cost considerations shall be considered. The architect shall help the client identify and contract with consultants. Coordination will continue with the city officials, engineers, consultants and project team.
Other deliverables may include quantity takeoffs, schedules, photorealistic renderings, marketing materials as additional services.
Design Development will conclude with a permit set with consideration to system components like structural, mechanical, plumbing, and electrical. This set shall be issued for City plan review.
4. PERMIT SET
Time Frame: 8-12 weeks (dependent on city’s review process for approval)
The documents can be submitted for review by the city. The processing times can vary depending on the city’s process and schedule, so prepare enough time for the review approval process. During this time, the drawings can also be distributed to vendors and subcontractors for pricing to determine a more accurate project budget.
Once approved, the city can issue the permit to begin construction. The phase will end with an approved permit set from the city and ready to break-ground
PERMIT RESOURCES
5. CONSTRUCTION DOCUMENTATION AND ADMINISTRATION
Time Frame: 8-12 weeks (concurrent with the permit set approval)
With the Owner’s approval of budget and pricing and approval of permit set from the city, the Architect shall address any comments from the City or jurisdiction and handle RFI (Request for Information) from vendors and subcontractors. Final deliverables will include a construction document set issued for construction.
The Architect can visit the site at 3 major milestones during the construction period, if requested, to perform a Limited Inspection at stages Foundation, Framing, and Finish-out to evaluate the progress and whether construction is meeting the architectural design intent.
